1232 Scenic Way
Redding, CA 96001
$285,000
3 bd · 1 ba · 966 sqft · Listed 15d ago
View on Realtor.com →Year built
1958
Sqft
966
Lot sqft
8,712
HOA / mo
$0
Furnished
No
List date
2026-09-14T01:26:34.000000Z
Revenue
Annual revenue
$38,307
ADR
$147
Occupancy
71%
Cleaning fees (12 mo)
$4,995
Confidence
Low (39.77), 15 comps
Comp revenue range (p25 / median / p75)
At Home in the Forest- Huge Deck-Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $12,013ADR $175Occ ≈ 19%4.8★ (11)
Hillside home with large deck in a woodsy area. Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $14,234ADR $229Occ ≈ 17%—
"Newly renovated Westside bungalow"
Bungalow · 3 bd · 1 ba · sleeps 4 · 1.5 mi
Revenue $39,072ADR $126Occ ≈ 85%5★ (167)
Peaceful 3BR Near Hospitals, Trails, and Downtown
House · 3 bd · 2 ba · sleeps 4 · 1.8 mi
Revenue $8,234ADR $85Occ ≈ 27%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Harmony Haven House | 3 bd · 2 ba · sleeps 6 | $31,144 | $172 | 50% | 4.7★ (141) | 335 ft | AirbnbBooking |
At Home in the Forest- Huge Deck-Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $12,013 | $175 | 19% | 4.8★ (11) | 0.1 mi | Airbnb |
Hillside home with large deck in a woodsy area. Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $14,234 | $229 | 17% | — | 0.3 mi | Vrbo |
Modern Home | Bright Spacious Full Kitchen Garage House | 3 bd · 2 ba · sleeps 6 | $53,849 | $181 | 82% | 4.8★ (130) | 1.0 mi | AirbnbVrboBooking |
5 Mi to Sundial Bridge & River! Pet-Friendly Haven House | 3 bd · 2 ba · sleeps 8 | $19,051 | $453 | 12% | 4.5★ (2) | 1.3 mi | AirbnbVrboBooking |
"Newly renovated Westside bungalow" Bungalow | 3 bd · 1 ba · sleeps 4 | $39,072 | $126 | 85% | 5★ (167) | 1.5 mi | Airbnb |
The Pineapple House *Best Reviews* Private Pool! House | 3 bd · 2 ba · sleeps 6 | $48,664 | $328 | 41% | 5★ (306) | 1.7 mi | AirbnbVrbo |
Bright Redding Getaway House | 3 bd · 2 ba · sleeps 6 | $37,182 | $201 | 51% | 5★ (25) | 1.7 mi | AirbnbVrbo |
Vintage style house with amazing views of Lassen! House | 3 bd · 1.5 ba · sleeps 6 | $14,452 | $162 | 24% | 5★ (94) | 1.8 mi | AirbnbVrbo |
Peaceful 3BR Near Hospitals, Trails, and Downtown House | 3 bd · 2 ba · sleeps 4 | $8,234 | $85 | 27% | — | 1.8 mi | Airbnb |
Show all 15 comps
The Wilshire House-Redding, Ca
House · 3 bd · 2 ba · sleeps 6 · 1.9 mi
Revenue $7,131ADR $335Occ ≈ 6%5★ (3)
Newly Renovated Modern Home
House · 3 bd · 1 ba · sleeps 6 · 2.0 mi
Revenue $19,097ADR $83Occ ≈ 63%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
~Rest, Recreate and Refresh~ House | 3 bd · 1 ba · sleeps 6 | $38,612 | $164 | 65% | 4.8★ (399) | 1.8 mi | AirbnbVrbo |
The Wilshire House-Redding, Ca House | 3 bd · 2 ba · sleeps 6 | $7,131 | $335 | 6% | 5★ (3) | 1.9 mi | Airbnb |
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️ House | 3 bd · 2 ba · sleeps 6 | $45,992 | $190 | 66% | 4.9★ (130) | 2.0 mi | AirbnbVrbo |
The Olive Get-Away | Pool💦 Game Room🏓 & BBQ♨️ House | 3 bd · 2 ba · sleeps 8 | $64,835 | $298 | 60% | 4.9★ (175) | 2.0 mi | AirbnbVrbo |
Newly Renovated Modern Home House | 3 bd · 1 ba · sleeps 6 | $19,097 | $83 | 63% | — | 2.0 mi | Airbnb |
Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.
Cash flow calculator
Est. revenue
$38,307
NOI
$18,579
Cash flow /mo
$1,548
Cash needed
$315,900
Cash-on-cash (all cash)
5.9%
ROE (yr 1)
8.6%
Cap rate
6.5%
DSCR
—
Year-1 write-off
$88,600
Year-1 tax shield @ 32%
$28,352
Year-1 return on equity
- Cash flow (annual)$18,579
- Principal paydown (n/a, cash)$0
- Appreciation at%$8,550
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,661
- Platform fees (3% of revenue)$1,149
- Maintenance / capex (5% of revenue)$1,915
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,563
- Insurance (STR-rated)$1,667
Cash needed to close
- Purchase price (all cash)$285,000
- Closing costs (4.0%)$11,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,352
Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).
The write-off comes from the cost segregation estimate below. Not tax advice.
Cost segregation estimate
An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.
Depreciable basis
$232,000
Short-life (5/15-yr)
$69,000 · 30%
Year-1 deduction
$89,000
Year-1 tax shield @ 32%
$28,000
Land 19% (county tax record, assessed value split) · building $163,000 over 39 years · new furniture $20,000
Based on: 966 sq ft, built 1958, 3 bd / 1 ba, unfurnished, listing features (fireplace, flooring types).
IRS-guide safe-harbor floor: $67,000 in year 1 (20% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$7,900 new × 40% good × 2.90 allocation
- $7,500
Kitchen countertopsdefault
$6,500 new × 40% good × 2.90 allocation
- $2,000
Decorative trimdefault
$1,700 new × 40% good × 2.90 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 2.90 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.90 allocation
- $2,900
Window coverings (10)default
$2,500 new × 40% good × 2.90 allocation
- $3,600
Carpet, vinyl & laminate (50% of floors)listing
$3,100 new × 40% good × 2.90 allocation
- $7,100
Kitchen & laundry equipment plumbingdefault
$6,200 new × 40% good × 2.90 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 2.90 allocation
- $9,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.90 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,300
Paving: driveway & walks (paved)default
$6,400 new × 50% good × 2.90 allocation
- $9,000
Landscaping (typical)default
$6,200 new × 50% good × 2.90 allocation
- $1,400
Patiosdefault
$1,000 new × 50% good × 2.90 allocation
- $1,400
Decks & porches (attached)default
$1,000 new × 50% good × 2.90 allocation
- $120,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$104,200 new × 40% good × 2.90 allocation
- $12,500
Building plumbing & fixturesdefault
$10,800 new × 40% good × 2.90 allocation
- $11,000
Building electrical & lightingdefault
$9,500 new × 40% good × 2.90 allocation
- $12,600
HVACdefault
$10,900 new × 40% good × 2.90 allocation
- $3,600
Hardwood & tile floorsdefault
$3,100 new × 40% good × 2.90 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,000 | $21,100 | $500 | $88,600 |
| 2 | $0 | $0 | $4,200 | $4,200 |
| 3 | $0 | $0 | $4,200 | $4,200 |
| 4 | $0 | $0 | $4,200 | $4,200 |
| 5 | $0 | $0 | $4,200 | $4,200 |
| 6+ | $0 | $0 | $146,200 | $146,200 |
| Total | $67,000 | $21,100 | $163,500 | $251,500 |
Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California and Georgia disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.
Market note
Rules differ by jurisdiction. City of Redding caps whole-home vacation rentals at 400 with a 600 ft spacing rule (300 ft with a physical buffer), and its permit is NOT transferable to a new owner. Shasta Lake city and unincorporated Shasta County allow permitted rentals with no cap found, but permits also do not transfer on sale. Lodging tax ~10% plus a 2% tourism assessment in Redding. Verify parcel eligibility with the city or county before you buy.